46 Cardinal Blvd · Pownal, VT 05261

$95,000

3 bd · 2.0 ba · 1,001 sqft · SingleFamily · 64 Days on market

Built 2026 Good condition

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Three bedrooms. Two bathrooms. The Maple packs a full family layout into 1,001 square feet without wasting an inch - and at a price point that makes real homeownership possible. Part of the Lake Manor Series, this single-wide features an open living and dining area that flows into a well-equipped kitchen with stainless steel appliances (18 cu. ft. refrigerator, 30" electric range, vented hood), a counter-height island, LED lighting, and durable laminate countertops with modern cabinetry. Three bedrooms and two full bathrooms give families the space and privacy they actually need. Built to last with R-33 roof insulation, R-13 wall insulation, 8' flat ceilings with stipple finish, vinyl

Key facts

• Led lighting
• Built 2026
• Listed 63 days

Tags

• OPEN LIVING AND DINING AREA
• WELL-EQUIPPED KITCHEN
• STAINLESS STEEL APPLIANCES
• COUNTER-HEIGHT ISLAND
• LED LIGHTING
• DURABLE LAMINATE COUNTERTOPS

Property features AI

Finance

• Other: Address: 46 Cardinal Blvd, Pownal, VT 05261; Status: Active
• Financial info: List price: $95,000

Exterior

• Home design: Spec home — Plan name: The Highland; Single-story (stories not specified)
• Construction: Living area about 1001; Built or listed in 2026
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-31 ($-374/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (4.8% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 23 active listings in the ZIP; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($657 loan paydown + $2k appreciation (2.3% local appreciation)).
• Bennington County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.36%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $257,257
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 NW Hill Rd	0.37mi	2/1.0 (-1)	876 (-12%)	6mo	$225,000	$257	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.24×
• Total profit: $6,472
• Equity at exit: $39,217

10-year hold

• IRR: 8.1%
• Equity multiple: 2.15×
• Total profit: $30,459
• Equity at exit: $57,848

Cash invested: $26,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Vermont: 41 Moderately Tenant-Leaning · D+15
• County: — inherits STATE
• City: — inherits STATE

Just-cause in Burlington (2022); strong habitability.

Methodology + full state rankings →

ZIP-level market 05261

• Home prices YoY: 0.8%
• Active inventory: 23
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-31

Break-even live

Break-even rent $1,414

Max offer price $90,485

Occupancy floor 97%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   days on market $95,000 Active 64 DOM
2. 2026-06-09
   days on market $95,000 Active 61 DOM
3. 2026-06-08
   days on market $95,000 Active 60 DOM
4. 2026-06-07
   days on market $95,000 Active 59 DOM
5. 2026-06-07
   days on market $95,000 Active 58 DOM
6. 2026-06-04
   days on market $95,000 Active 55 DOM
7. 2026-06-02
   days on market $95,000 Active 54 DOM
8. 2026-06-01
   days on market $95,000 Active 53 DOM
9. 2026-05-31
   days on market $95,000 Active 52 DOM
10. 2026-05-31
    days on market $95,000 Active 51 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,492
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$6,000
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,764
• Taxable loss: −$1,657
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $23/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-wide mobile home is in good condition with modern finishes and a fresh paint job. It offers a good balance of curb appeal and functionality, making it a solid investment opportunity.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal and home value.
• Both Add landscaping features — Enhances curb appeal and can increase both resale and rental value.
• Both Install smart home features — Modernizes the home and can increase both resale and rental value.
• Both Add a small deck or patio — Can increase both resale and rental value by adding outdoor living space.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal and home value. ↑
• Both Add landscaping features — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Install smart home features — Modernizes the home and can increase both resale and rental value. ↑
• Both Add a small deck or patio — Can increase both resale and rental value by adding outdoor living space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Pownal

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Pownal, VT
• Population (ZIP): 2,200

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 9% Romanian 4% Slovak 1%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.34%
• Current HPI: 301.5888
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0